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Permit Application Requirements: All Residential Projects: Plans and Specifications: may be created by the property owner or an engineer or architect if the project is for a one- or two-family structure of less than 3,500 square feet. One physical and one digital set of complete plans and specifications including: • A dimensioned site plan showing all existing and proposed improvements, all elevations, wall details, foundation and floor plans for each level must be included with any permit applications for residential projects. • Lumber species, grade of lumber to be used, spacing of materials and any special design notations that may apply to the project should be indicated on the plans and specifications. • The valuation or contract price of all new construction work, remodeling, additions or alterations to existing buildings should be included. • New residential construction valuation will be computed by the City's Building Department. • All State of Michigan Energy Code Compliance forms. On a separate sheet, indicate the code document(s) by which the plans and specifications were designed. Plans and specifications should be complete enough so that another contractor or homeowner could construct the project as outlined in the prints. Site Plans: If a site plan is required for a residential project, it must show the size and location of new construction and existing structures on the site and the distances of those structures from lot lines. In the case of demolition, the site plan should show the construction to be demolished, and the location and size of existing structures and construction that are to remain on the site or plot. Soil Erosion and Sedimentation Control Plans: These are required only if the project disturbs an area over one acre or is less than 500 feet to a lake or stream. The project must comply with the City of Midland's Soil Erosion and Sedimentation Control ordinance. Depending upon the project, other project information or data may be required by the Building Department. One-Family and Two-Family Structures Over 3,500 Square Feet: Sealed Plans and Specifications: Sealed plans and specifications created by an engineer or architect must be submitted for projects involving one- and two-family structures over 3,500 square feet in size. Sealed plans and specifications should include all of the items listed above under "All Residential Projects". Whoever signs the permit for a residential project takes full responsibility for all the work performed, including any rework that might be identified upon final inspection. These rules apply to building, electrical, plumbing and mechanical projects. Please make sure that you or any contractors hired to perform work on your property are aware of all applicable City of Midland codes and ordinances as well as state and federal codes pertaining to each individual project. ---PAGE BREAK--- All Commercial Projects: Plans and Specifications: may be created by an engineer or architect. One physical and one digital set of sealed plans and specifications created by an engineer or architect including: • A dimensioned site plan showing all existing and proposed improvements, elevations of all sides, electrical, signs, plumbing and mechanical drawings are required for all commercial projects. • Load calculations, riser drawings, air flow data, detailed structural sheets and foundation plans should also be included. On a separate sheet, indicate the code document(s) by which the plans and specifications were designed. Site Plans: • Show to scale the size and location of new construction and existing structures on the site, distances from lot lines, the established street grades and the proposed finished grades. • As applicable, the plans should include flood hazard areas, floodways, and design flood elevations. • They should be drawn in accordance with an accurate property line survey. • Should include storm water management information and meet the City's Zoning Ordinance requirements listed in Article 27.00 • In the case of demolition, the site plan should show the construction to be demolished and the location and size of existing structures and construction that are to remain on the site or plot. Any expansion of the existing footprint of an existing building requires an administrative site plan review with Planning, Building, Engineering, Fire, and Utility Departments. Applications for administrative site plan review are submitted and processed through the Planning Department. The fee for submitting an application for an administrative site plan review is $250.00. Applicants must provide one printed copy of the site plan materials in an 11”x17” format, one printed copy in a 24”x36” format, and one digital copy. Soil Erosion and Sedimentation Control Plans: These are required only if the project disturbs an area over one acre or is less than 500 feet to a lake or stream. The project must comply with the City of Midland's Soil Erosion and Sedimentation Control ordinance. Site Plan Review (Planning Department): The construction of any new structures, development of any new use, and all other building or development activities shall require formal site plan approval from the Planning Commission Formal Planning Commission site plan review shall be required for the following activities: • Erection, relocation, conversion or structural alteration to a building or structure to create an additional fifteen thousand (15,000) square feet of gross floor space, other than a single family dwelling or two family dwelling. • Development of all non-single family residential uses permitted in single family districts, regardless of the building square footage. ---PAGE BREAK--- • Expansion or paving of off-street parking involving fifty-one (51) or more spaces. All proposed parking lots and parking lot expansions are subject to the parking lot review and approval process in Section 5.01.D(1). • Mobile home parks shall be reviewed in accord with the standards set forth in this Article unless contrary to provisions of the Mobile Home Commission Act 1987, PA 96, as amended, and the Mobile Home Commission Rules. • All site condominium projects where eleven (11) or more detached dwelling units are proposed. • Erection, relocation, conversion or structural alteration to a building or structure that will result in a change in access provisions to adjoining streets. Erection, or structural addition of at least one thousand square feet (1,000) of gross floor area to a commercial, industrial or office building or structure when located directly adjacent to RA-1, RA-2, RA-3, or RA-4 Residential Zoning districts. After a plan is initially reviewed by city staff, the applicant may be required to make revisions to the plan and re-submit before any formal action is taken. The fee for Planning Commission site plan review is $400.00. Depending upon the project, other information or data may be required by the Building Department. For more information on the Planning Department site plan requirements and how the plan review process works, click here. Whoever signs the permit for a commercial project takes full responsibility for all the work performed, including any rework that might be identified upon final inspection. These rules apply to building, electrical, plumbing and mechanical projects. Please make sure that you or any contractors hired to perform work on your property are aware of all applicable City of Midland City of Midland Zoning Ordinance, Code of Ordinances, as well as state and federal codes pertaining to each individual project. Pre-Construction Meetings Pre-construction meetings with Building Department personnel are advisable for all commercial projects and can be scheduled by calling the Building Department at [PHONE REDACTED]. Importance of Site Plans Site plans are necessary for the City’s building inspectors to ensure that a project meets requirements of the City's Code of Ordinances, Zoning Ordinance, the Michigan Building Codes, and all other applicable ordinances and laws enforced by the City of Midland. Meeting all appropriate codes helps ensure that an applicant will have fewer corrections and problems to address as a project progresses. Site plans also help achieve efficient use of land in the city and ensure that our area's natural resources are protected.